Sebastian Albrecht's Vancouver Real Estate News

June 2026 – Monthly Vancouver Real Estate Update

Tue, 07 Jul 2026 19:05:55 GMT

Three months ago this market looked like it was firmly stuck in neutral. February's numbers were soft, March was cautious, and even the spring surge in April and May was encouraging but incomplete. June adds another piece to what is becoming a more consistent picture: this market is healing, slowly and unevenly, but the direction of travel is no longer in question.

The City Picture: Closing the Gap

Total residential sales across Vancouver reached 708 in June 2026, up 3.7% from May and 3.1% higher than June 2025. That marks three consecutive months of year-over-year sales gains for the city, a streak we haven't seen since before the rate correction took hold.

The 10-year seasonal average for June sales in Vancouver is 786 transactions. At 708, we're now running approximately 10% below that long-term benchmark. That gap has narrowed meaningfully: back in February we were sitting nearly 30% below the 10-year average, and as recently as May we were still running 20.6% light. The improvement isn't dramatic, but the trend line is consistent.

New listings came in at 1,846, essentially flat with May and running 6.1% above the 10-year June average of 1,741. Sellers are active, but unlike earlier in the year when new supply was piling onto an already bloated market, that supply is now being absorbed more efficiently. Total active listings citywide fell to 4,711, down 13.2% year-over-year and the first month active inventory has dipped below the 10-year June average of 4,074 by just 15.6% rather than the 20%-plus excess we saw through winter and spring. Months of supply compressed further to 6.6 months, down from 6.9 in May and well below the 8.8 months we recorded back in February.

Vancouver West: Inventory Relief, Prices Stabilizing

The West Side posted 420 total sales in June, essentially flat with May (+1.4%) and barely changed year-over-year (+0.2%). That stability in volume is actually a reasonable outcome given that we're now moving past the seasonal peak, and with months of supply at 7.0 months the West Side remains the softer of the two sub-markets.

What's notable is the continued compression in active inventory. Total West Side active listings came in at 2,957, down 16.8% year-over-year, the steepest annual decline we've recorded on this side of the city this year. Fewer competing sellers, combined with prices that have pulled back considerably from peak, is the setup that typically precedes a price stabilization, and that's what the benchmarks are starting to show.

The West Side detached benchmark reached $3,042,100, up a modest 0.6% from May and now sitting 9.2% belowJune 2025. Two months ago that year-over-year gap was sitting at negative 9.7%. It's a small move, but it's the right direction. West Side house sales came in at 78 transactions, up 13% year-over-year, consistent with the trend we flagged in May when detached demand began reasserting itself.

Detached Benchmark: $3,042,100 (↑ 0.6% MoM | ↓ 9.2% YoY)
Townhouse Benchmark: $1,351,600 (↑ 1.5% MoM | ↓ 5.4% YoY)
Condo Benchmark: $779,200 (↓ 0.5% MoM | ↓ 5.6% YoY)

Vancouver East: The Tightest Market in the City

The East Side continues to be the most balanced sub-market in Vancouver. Total sales came in at 288, up 7.1% from May and 7.5% higher than June 2025. Months of supply sits at 6.1 months, the lowest reading across any segment or sub-market in this report, and total active listings of 1,754 are down 6.4% year-over-year.

The East Side house benchmark edged up to $1,659,400, essentially flat month-over-month (+0.3%) and holding at 9.6% below a year ago. With 95 house sales in June, the detached segment on the East Side is transacting at a consistent pace, though the year-over-year comparison is roughly flat (-1%) given that June 2025 was already a stronger month for East Side houses specifically.

One number to watch: East Side new listings ticked up 9.4% from May, the only sub-market where supply increased month-over-month. That's worth monitoring, though at 770 total new listings it's not yet a concern.

Detached Benchmark: $1,659,400 (↑ 0.3% MoM | ↓ 9.6% YoY)
Townhouse Benchmark: $1,054,900 (↓ 1.2% MoM | ↓ 3.5% YoY)
Condo Benchmark: $637,300 (↓ 0.5% MoM | ↓ 7.2% YoY)

The Broader Benchmark: A Slower Descent

Combined Detached Benchmark: $2,350,750 (↑ 0.5% MoM | ↓ 9.3% YoY)
Combined Townhouse Benchmark: $1,203,250 (↑ 0.3% MoM | ↓ 4.6% YoY)
Combined Apartment Benchmark: $708,250 (↓ 0.5% MoM | ↓ 6.3% YoY)

The combined detached benchmark is now positive month-over-month for the third consecutive month. Small gains, but consistent ones. The year-over-year gap on houses has narrowed from a low of negative 12.2% in January to negative 9.3% today. Apartment prices continue to drift slightly lower, with the combined benchmark down 0.5% from May and still 6.3% below a year ago. Townhouses are holding in the middle: the combined benchmark is up 0.3% month-over-month, and the year-over-year gap of 4.6% is the smallest of any segment.

House sales across the combined city totalled 173 transactions, up 4.9% year-over-year and consistent with the accelerating detached demand we've been tracking since April. Townhouse sales came in at 83, up 13.7% from May. Apartment sales at 376 were down 3.3% year-over-year, though months of supply for condos at 6.2 months is actually tighter than the detached segment's 8.3 months, a reminder that the condo market's challenge right now is pricing rather than demand.

What This Means For You

The theme from February through April was: the market is not as bad as the headlines suggest, but it's not recovering yet either. The theme from May and June is different. We now have back-to-back months of positive year-over-year sales growth, active inventory declining at double-digit annual rates, and benchmark prices for houses that have stopped falling on a monthly basis.

That is not the same as saying prices are going up. They're not, not in any meaningful way, and year-over-year comparisons will remain negative for some time. But the market is finding its footing, and buyers who waited for the bottom to be confirmed are now looking at conditions that are measurably tighter than they were six months ago.

For buyers, the 10-year average gap on active inventory has compressed from roughly 20% above average in May to 15.6% above in June. That's still buyer-friendly, but the runway is shortening. If you're weighing a purchase decision, the data no longer supports the argument that waiting will produce materially better conditions.

For sellers, the lesson from the last three months is consistent: correct pricing works. Well-positioned properties at realistic values are closing. The sellers who continue to anchor to 2022 comparables are sitting on the market while their neighbors sell.

If you'd like to understand what June's numbers mean for your specific situation, reach out and I'm happy to work through the details with you.

Only One of These 6 Vancouver Condos Is Worth Buying

Fri, 03 Jul 2026 19:21:11 GMT

Most advice about buying a condo in Vancouver comes down to one word: don't. I've spent years warning buyers away from the fees, the surprise special assessments, and the leasehold traps that quietly drain a family's savings. This time I'm doing the opposite. I'm showing you the one kind of condo I would actually trust with my own family's money.

If you're moving to Vancouver, or moving within Metro Vancouver and weighing whether a condo even makes sense for your family, this is the buyer's framework I wish more people had before they signed anything. It's less about any single building and more about how to separate a safe, sellable home from an expensive mistake you can't walk away from.

I put six common condo types through the same gauntlet. Each one has to survive a series of tests covering who really shares the repair bill, what you actually own versus what you only borrow, whether a floorplan works for a family or quietly fights it, and the one factor almost nobody talks about: whether you can still sell it when the market turns against you. Five of them fail. Only one makes it through. I hold the answer until the end on purpose, because the reasoning is what protects you on every future purchase, not just this one.

Get this decision right and it shapes your first few years living in Vancouver. Get it wrong and you feel it every single month.

I Toured All of Metro Vancouver So You Don't Pick Wrong

Mon, 29 Jun 2026 19:27:35 GMT

Thinking about moving to Vancouver but have no idea which suburb is actually right for you? Metro Vancouver is bigger and more complicated than most people realize, and the suburb you choose will shape your commute, your budget, and your day-to-day life for years.

In this guide I walk through every major suburb across Metro Vancouver and break down what living in Vancouver really looks like once you get past the postcard version. Some of these communities are quietly some of the best places to live in the region. Others come with trade-offs nobody warns you about until after you've signed.

This isn't about one house or one listing. It's about understanding the whole map before you commit, so you can match the right neighbourhood to the life you're actually trying to build here.

If you're planning a move to Vancouver, or just trying to figure out where in the city you belong, start here. One of these suburbs has your name on it. At least one of them you'll want to cross off the list.

Steveston (Richmond) - https://youtu.be/FQOBjUykCtc

White Rock - https://youtu.be/iVzhQD8s1x0

New Westminster - https://youtu.be/fUqylt-6hek

Coquitlam - https://youtu.be/Xnv4siHx3ZE

Maple Ridge - https://www.youtube.com/watch?v=hwhFVvypvPg

Don't Live Here - https://youtu.be/T9fYDfGl4mE

Best Suburbs - https://www.youtube.com/watch?v=xOXCdkxuvoY

Best Family Neighbourhoods - https://www.youtube.com/watch?v=cztNBbeMcaA

Hidden Gems - https://youtu.be/GoXDyb7B0G4

Where I'd Move - https://youtu.be/kKROdOsJvzY

20,000 New Homes Are Coming to Vancouver in 2026 - Only One Is Worth Buying

Tue, 16 Jun 2026 20:17:16 GMT

20,000 new homes are about to land in Vancouver across four mega-projects, and if you're moving to Vancouver in 2026 (or already living in Vancouver and looking to buy a home), three of them are quietly built to cost you money.

After 50 years living in Vancouver, and 20 years guiding buyers through this market, I'm pulling back the curtain on the four developments that will reshape Vancouver real estate in the next few years.

One is the most expensive market reset Vancouver has seen in a decade.

One you literally can't truly own, and most agents won't say it out loud.

One looks like a deal on paper, but the location math doesn't work for a family.

And one has been broken for 17 years, which is exactly why it just became the only one I'd put a buyer into right now.

If you're shopping for a new home in Vancouver, this is the video to watch BEFORE you sign anything in 2026.

📌 WHAT YOU'LL LEARN

✅ Why the most-hyped of these four projects is the wrong move for a family buyer

✅ The hidden ownership structure that disqualifies one project entirelye

✅ Why the project that looks like the best deal is actually the worst location math

✅ The 17-year-old project that's finally about to become the contrarian buy of the decade

✅ Where your money actually goes the furthest in the new Vancouver

#LivingInVancouver #MovingToVancouver #VancouverRealEstate #LivingInVancouverBC #MovingToVancouverBC #VancouverRealEstate2026

May 2026 – Monthly Vancouver Real Estate Update

Fri, 05 Jun 2026 20:03:12 GMT

Vancouver's market is sending a genuinely mixed set of signals as we move through the peak of the spring season. Sales ticked higher in May, prices held steady across most segments, and yet the headline numbers remain well below what this city has historically produced at this time of year.

The City Picture: A Quiet Spring Thaw

Total residential sales across Vancouver reached 683 in May 2026, a 9.5% increase from April and a 4.4% gain year-over-year. But context matters. The 10-year seasonal average for May sales is 861 transactions, meaning we're running approximately 20.6% below that long-term benchmark. The spring market is arriving, just softly.

New listings are a different story. Sellers brought 1,845 new listings to market in May, essentially matching the 10-year May average of 1,853. Seller confidence hasn't collapsed; supply is coming to market at normal seasonal rates. The problem is buyers haven't kept pace. With total active listings at 4,754 citywide and running 20.4% above the 10-year average, negotiating power continues to favour the buyer. Months of supply has tightened to 6.9 months and the sales-to-active ratio sits at 14.4%, both improvements from earlier in the year, but neither yet reflecting a balanced market.

Vancouver West: The Detached Segment Quietly Stirs

The standout number this month comes from the West Side detached segment. Single-family home sales came in at 78 transactions, a 47.2% jump year-over-year. Some of that reflects a soft comparison base from a year ago when the market was in a deep freeze, but the direction is clear: buyers are beginning to act in a segment where prices have pulled back considerably from their peak.

The West Side detached benchmark sits at $3,025,000, up 1.5% from April but still 9.7% below a year ago. That year-over-year discount continues to attract buyers with long-term conviction. Months of supply came in at 7.25, down from over 8 in April, and total West Side active inventory of 3,000 listings is down 15.7% year-over-year, slowly tilting conditions back toward equilibrium.

Detached Benchmark: $3,025,000 (↑ 1.5% MoM | ↓ 9.7% YoY)
Townhouse Benchmark: $1,331,700 (↓ 0.6% MoM | ↓ 5.6% YoY)
Condo Benchmark: $783,300 (↓ 0.9% MoM | ↓ 6.8% YoY)

West Side total sales reached 414 across all property types, up 12.8% month-over-month and essentially flat year-over-year (+1.2%).

Vancouver East: Resilience Across the Board

The East Side continues to perform with consistency. Total sales came in at 269, up 4.7% from April and 9.8% higherthan May 2025, the second consecutive month of positive year-over-year growth. The detached segment was particularly active with 91 houses sold, a 26.4% jump year-over-year.

The East Side house benchmark sits at $1,654,900, down 1.6% from April and 9.7% below a year ago. Relative affordability at the entry level of the detached market continues to attract owner-occupier buyers focused on value. At 6.5 months of supply and active listings down 3.4% year-over-year, the East Side is the tightest sub-market in the city right now.

Detached Benchmark: $1,654,900 (↓ 1.6% MoM | ↓ 9.7% YoY)
Townhouse Benchmark: $1,067,400 (↑ 4.0% MoM | ↓ 3.7% YoY)
Condo Benchmark: $640,800 (↓ 3.6% MoM | ↓ 7.9% YoY)

The Broader Benchmark: Prices Are Finding a Floor

Combined Detached Benchmark: $2,339,950 (↑ 0.4% MoM | ↓ 9.7% YoY)
Combined Townhouse Benchmark: $1,199,550 (↑ 1.4% MoM | ↓ 4.7% YoY)
Combined Apartment Benchmark: $712,050 (↓ 2.1% MoM | ↓ 7.3% YoY)

Across the combined city, detached sales hit 169 transactions, up 35.2% year-over-year, a strong signal that buyers are recalibrating to the new price reality. Apartment sales at 384 transactions were effectively flat year-over-year (-2%), while townhomes produced 73 sales, down about 10% from May 2025. The condo segment bears watching. With 2,345 active apartment listings citywide, down 19.1% year-over-year but still elevated, the path back to a balanced condo market will take more time.

What This Means For You

The key takeaway from May is that the market is no longer deteriorating. Sales are picking up, months of supply is compressing, and detached prices appear to be putting in a base. New listings tracking almost exactly in line with the 10-year average tells us sellers haven't abandoned the market; they're pricing more realistically and accepting that 2021-era transaction volumes aren't coming back.

For buyers, the window of maximum negotiating leverage may be narrowing. Active inventory fell 11.6% year-over-year citywide and months of supply continues to trend lower. June and July traditionally represent peak listing supply, so the next 60 days could be the last opportunity to shop a broadly supplied market before inventory tightens into the fall.

For sellers, correctly priced properties are moving. House sales in both Vancouver East and West posted strong year-over-year gains. Buyers who have been sitting on the sidelines are starting to act, and they are disciplined. Overpriced listings continue to sit; thoughtfully positioned ones are finding takers.

If you'd like to understand what these numbers mean for your home or your search, reach out and I'm happy to dig into the details.

After 50 Years in Vancouver, Here's Why I'll NEVER Leave

Tue, 02 Jun 2026 20:10:18 GMT

After 50 Years in Vancouver, Here’s Why I’ll NEVER Leave

After 50 years living in Vancouver, four kids raised here, and 18 years selling real estate in this city — I'm telling you straight up. I'm never leaving.

If you're researching moving to Vancouver and reading endless threads about the rain, the prices, and whether it's "worth it" then this is the video that might just settle it for you.

Not from a transplant. Not from a tourist. From someone who has watched this city evolve for half a century and still chose to plant deeper roots living in Vancouver.

This isn't a highlight reel. It's the honest case for why Vancouver hits different: the neighborhood for every chapter of your life, the kind of natural beauty most cities pay marketing firms to fake, an economy that quietly grew up while nobody was looking, and a safety profile that's moving the opposite direction of the national trend.

I get into the Goldilocks Effect that makes Vancouver feel like a big city and a small town all at the same time. The weather reality (warmer winters, cooler summers, and what that actually means day-to-day). The cultural mix that shapes how people treat each other here. And the access to wilderness that's 30 minutes from your front door, no matter where in the city you live.

If you're weighing Vancouver against Toronto, Montreal, Calgary, or somewhere south of the border, watch the whole thing before you decide.

There's a reason people who grow up here tend to come back. And there's a reason the ones who leave usually regret it.

April 2026 – Monthly Vancouver Real Estate Update

Wed, 06 May 2026 19:36:44 GMT

The split market we have been tracking through the early months of 2026 became impossible to ignore in April. Greater Vancouver’s headline numbers softened only modestly year‑over‑year, but underneath the average the picture is anything but uniform. Detached homes are quietly finding a floor, apartments are still doing most of the heavy lifting on the way down, and Vancouver’s East Side is now meaningfully outperforming the West.

The Regional Picture: A Quiet Pivot

Residential sales across Metro Vancouver totalled 2,110 in April, a 2.5% decline from the same time last year and roughly 23% below the 10‑year seasonal average. That is still a soft print, but it is the busiest month of 2026 so far. Total active listings sit at 16,236, virtually unchanged from a year ago and 37.9% above the 10‑year norm. The MLS® Home Price Index composite benchmark for Metro Vancouver dipped to $1,098,000, down 6.9% year‑over‑year and 0.6% from March.

The sales‑to‑active ratio came in at 13.5% region‑wide, which technically lifts us out of strict “Buyer’s Market” territory, but only just. The composition matters: detached sales were up 14% year‑over‑year, while apartment sales were down almost 11%. The detached market is quietly finding buyers; the apartment market is not.

Vancouver West: A Floor on Detached

After roughly a year of uninterrupted monthly declines, the West Side detached benchmark turned higher in April, posting its first positive monthly print since early 2025. Year‑over‑year the number is still painful, down 11.6%, or roughly $390,000 in paper value off the typical West Side detached home, but the bleeding has clearly slowed. Detached sales of 63 were up 21.2% from April 2025, lifting the segment’s sales‑to‑active ratio to 8.9%. That is still in Buyer’s‑Market range, but it is the strongest reading we have seen here in over a year.

· Detached Benchmark: $2,979,500 (↑ 1.9% MoM | ↓ 11.6% YoY)

· Townhouse Benchmark: $1,340,400 (↓ 4.0% MoM | ↓ 5.4% YoY)

· Condo Benchmark: $790,300 (↑ 1.4% MoM | ↓ 6.8% YoY)

Vancouver East: Quietly the Strongest Market in the City

If the West Side is stabilizing, the East Side is genuinely accelerating. April sales of 257 were up 12.2% from March and 7.1% year‑over‑year, making it the only major sub‑market in the city to post a positive year‑over‑year sales number.

The standout story is in townhouses and condos. East Side townhouse sales jumped 40.9% year‑over‑year, pushing the segment’s sales‑to‑active ratio to 18.0%, and the apartment ratio matched at exactly 18.0%. Both are at the edge of Seller’s‑Market conditions, while benchmarks are still down 8.0% and 5.6% from a year ago. That makes the East Side one of the most interesting hunting grounds in the city right now.

· Detached Benchmark: $1,681,000 (↓ 1.1% MoM | ↓ 9.5% YoY)

· Townhouse Benchmark: $1,026,200 (↓ 1.7% MoM | ↓ 8.0% YoY)

· Condo Benchmark: $664,800 (↓ 0.7% MoM | ↓ 5.6% YoY)

What This Means For You

For buyers, the broad “Buyer’s Market” label that has worked across the region for nearly a year is no longer accurate everywhere. East Side townhouses and condos are genuinely competitive again, and the West Side detached floor appears to have been put in. There is still real selection and leverage on conditions, but the days of being the only offer on a well‑priced East Side condo are clearly behind us.

For sellers, the message is the same as it has been but more urgent: pricing accuracy is everything. The market is rewarding realism and punishing aspiration, even in segments where the headline numbers still look soft.

If you are curious about how these numbers affect the value of your specific home, please reach out. I would be happy to help you navigate these shifting trends.

Forget Eastside vs Westside Vancouver - The New Divide Nobody's Talking About

Tue, 05 May 2026 22:59:51 GMT

Wondering where to live in Vancouver? After 50 years living in Vancouver BC (and nearly 20 years selling real estate here) I'm telling you what nobody else will: the old Eastside vs Westside divide is DEAD.

If you're moving to Vancouver in 2026, or buying a home in Vancouver between $1.5M and $2M, this video is your geography crash course. The neighborhoods most realtors are still pitching you on? They're operating on an outdated map. There's a new North/South split that decides where you'll thrive, and where you'll regret your move within 12 months.

Inside this video, I break down:

✅ Why the traditional East vs West divide is blurring (and what's killing it)

✅ The new 2026 split nobody's talking about

✅ Which Westside neighbourhoods are still worth the premium, and which aren't

✅ The Eastside areas quietly flipping into Westside-priced markets

✅ Specific neighbourhoods to AVOID

This isn't a hype video. It's a 50-year local's honest map of where Vancouver actually is in 2026, so you don't make a six-figure mistake on the wrong side of the line.

The 5 Best Vancouver Micro-Neighborhoods Nobody's Talking About in 2026

Tue, 05 May 2026 22:55:58 GMT

Most buyers looking at Vancouver real estate in 2026 are chasing the same 10 Vancouver neighbourhoods everyone talks about, and completely missing where the real magic is hiding.

I've spent nearly 20 years buying and selling real estate in this city, and these 5 micro-neighbourhoods are the ones I'd be watching right now, before the rest of the market figures it out.

Some are urban. Some are surprisingly quiet. One is the most centrally located family pocket in the entire city. And at least one will genuinely shock you.

What we're covering in this video:

• 00:00 Intro - Top Vancouver micro-neighbourhoods

• 01:39 - Micro-Neighbourhood #1

• 17:02 - Micro-Neighbourhood #2

• 26:24 - Micro-Neighbourhood #3

• 38:56 - Micro-Neighbourhood #4

• 46:02 - Micro-Neighbourhood #5

• 52:50 - Final verdict - Which one fits YOUR profile?

Whether you're moving to Vancouver or already living in Vancouver BC and looking to upgrade, this is the insider map agents won't hand you.

If I were moving to Vancouver in 2026, I'd move here…

Wed, 18 Mar 2026 21:15:09 GMT

If I were moving to Vancouver in 2026 with a family and a budget to protect, where would I actually buy? It’s rarely the most "famous" spot that outsiders think of first.

Deciding on living in Vancouver is tricky because the popular choices often come with hidden downsides (like bridge traffic nightmares or lack of rapid transit) that you don't discover until after you've moved in. In this video, I’m comparing the top 5 lifestyle zones to reveal where the smart money is going in 2026 (and where I would move my own family).

We’re debating the Top 5 contenders:

• The "Old Money" Enclave: It has the city's best schools and quietest streets, but is the isolation and car-dependency worth the premium price tag?

• The "Perfect Balance" Hub: This area offers the best community centre and rapid transit access in the city, but entry prices are climbing fast.

• The Beachside Icon: Everyone wants to live here for the "yoga & ocean" lifestyle, but we need to talk about the reality of some unexpected downsides.

• The "Indie" Alternative: A neighborhood with authentic culture, amazing food, and better value—if you are willing to trade "polish" for a bit of grit.

• The Urban Core: Living right between the Park and the Bay sounds like a dream, but does the noise and density work for a family?

Whether you are looking for prestige, walkability, or value, I’ll show you exactly which neighbourhood fits your goals (and which ones I would avoid).

February 2026 – Monthly Vancouver Real Estate Update

Tue, 10 Mar 2026 22:10:00 GMT

As we move through the early months of 2026, the Vancouver real estate market continues to settle into what economists are calling the “new normal.” While we often expect a significant surge in activity as spring approaches, this year’s transition is proving to be more measured. The general observation of a "stabilizing" market is being tested by high inventory levels and a cautious buyer pool, yet there are some surprising shifts in the data, particularly when we look at the contrast between Vancouver’s East and West sides.

The Regional Picture: A Slow Slide Continues
Across Metro Vancouver, sales remain nearly 29% below the 10-year seasonal average. Total residential sales for February came in at 1,648, which is a 9.8% decline from the same time last year. However, if we look at the short-term trend, we saw a modest 4.9% month-over-month increase in transactions compared to January. This suggests that while the market isn't "booming," it is slowly waking up from its winter slumber.

The most critical metric right now is inventory. Total active listings are sitting at 13,545, a significant 37% above the 10-year average. This provides buyers with a level of selection and negotiating leverage we haven't seen in years. Interestingly, the number of new listings entering the market dropped by 6.4% year-over-year, suggesting that some sellers are choosing to wait for more favorable conditions before planting their "For Sale" signs.

Vancouver West: The Luxury Recalibration
Vancouver West has seen the most dramatic price adjustments over the past twelve months. The benchmark price for a detached home on the West Side is now $2,931,700, representing a 13.7% decrease from February 2025. This is a substantial correction, essentially erasing over $400,000 in paper value for the typical detached home in just one year.

However, demand isn't dead. In a surprising turn, West Side detached sales jumped nearly 90% compared to January 2026. Buyers are clearly recognizing the value in these lower price points and are beginning to step back into the market.

Detached Benchmark: $2,931,700 (↓ 0.8% MoM | ↓ 13.7% YoY)
Townhouse Benchmark: $1,424,100 (↑ 1.9% MoM | ↓ 4.2% YoY)
Condo Benchmark: $789,000 (↑ 1.5% MoM | ↓ 6.1% YoY)

Vancouver East: Resilience and Relative Affordability
Vancouver East continues to show more resilience than its western neighbor. While detached prices are down 9.4% year-over-year, the monthly decline was a marginal 0.4%, indicating a much flatter trajectory.

The "star" of the East Side this month was the condo segment. Apartment prices actually ticked up 2.3% from January, the strongest monthly gain of any segment in the city. With a benchmark of $653,700, East Side condos are becoming one of the few "attainable" entry points for local owner-occupiers.

Detached Benchmark: $1,691,000 (↓ 0.4% MoM | ↓ 9.4% YoY)
Townhouse Benchmark: $1,040,400 (↑ 0.3% MoM | ↓ 9.3% YoY)
Condo Benchmark: $653,700 (↑ 2.3% MoM | ↓ 5.5% YoY)

What This Means For You
The current market is offering remarkable opportunities for buyers who have been sitting on the sidelines. With a sales-to-active ratio of 12.6%, we are on the edge of a "Buyer's Market." The greatest advantage today is time, the ability to conduct thorough due diligence and find the right property without the frantic pressure of multiple-offer scenarios.

For sellers, the "new normal" means strategy is everything. This is not a market where you can simply "test" a price; you need to be motivated and your pricing must align with today’s realities to stand out against the high volume of competing inventory.

If you are curious about how these numbers affect the value of your specific home, please reach out. I would be happy to help you navigate these shifting trends.

Don't Buy Real Estate in Vancouver in 2026 Until You Watch This (Predictions + Opportunities)

Thu, 26 Feb 2026 22:12:00 GMT

After a chaotic start to the decade—from the foreign buyer ban to interest rate hikes—we are entering 2026 with a market that is lying to you. If you are thinking about moving to Vancouver, the headlines screaming about "record high inventory" might make you think it's a buyer's buffet.

It’s not.

In this video, I break down the strange reality of living in Vancouver right now: why inventory is at decade-highs, yet you still can't find a good family home to buy. I’m pulling back the curtain on which property types are dead weight in 2026, and revealing the specific "sweetspot" homes that smart locals are quietly buying up.

In this 2026 Vancouver Real Estate Forecast:

• The Inventory Trap: Why "luxury" and "investor condos" are clogging up the stats, while the turn-key family homes you actually want are still seeing competition.

• The "Compromise" Killer: Why homes with structural issues, busy streets, or "no outdoor space" are becoming impossible to sell (and why you must avoid them).

• Downtown Warning: Why the Downtown Peninsula is struggling against new hubs like Brentwood and Metrotown and Coquitlam Town Centre, and what this means for condo prices.

• The Upsizer's Math: I’ll show you the numbers on why a 5% market drop is actually the perfect storm for moving up from a $1M to a $2M home (and how you save $50,000 in the swap).

• My Buying Predictions: The exact specs I’m looking for in 2026—including the "Double Garage" rule and the ideal layout that holds value even when everything else drops.

⚠️ WARNING: The rules have changed. With rental rates declining and new regulations biting, the "buy a box in the sky" strategy is over. Watch until the end to see where the real safety lies.

This Hidden Vancouver Project Will Change Everything by 2026

Thu, 09 Oct 2025 22:39:23 GMT

This Hidden Vancouver Project Will Change Everything by 2026

There are a number of HUGE projects currently underway that are shaping the future of Vancouver. Projects such as Senakw, the Oakridge redevelopment, the Jericho Lands, the Broadway Plan and the Rupert and Renfrew Plan...just to name a few.

These projects are reshaping our city RIGHT now. However, there's one EVEN BIGGER project that is somehow flying under the radar. This project is going to have a MASSIVE impact on life in Vancouver.

Quite literally, this project could have a bigger impact on living in Vancouver than any other single project...and almost no one knows about it, let alone is talking about it.

In today's video, we're going to talk about what this project means for the future of Vancouver …and what it could mean for your future in this city.

If you are thinking of moving to Vancouver (or already living in Vancouver) this is a topic you'll want to pay very close attention to...understanding how Vancouver is being reshaped will help you know where you might want to invest in Vancouver real estate, Vancouver neighbourhoods you'll likely want to avoid...and better understand where in Vancouver there might be opportunities.

I'm really excited for this video as this topic really pumps me up! I hope you enjoy watching it as much as I enjoyed making it!

September 2025 – Monthly Vancouver Real Estate Update

Tue, 07 Oct 2025 02:14:00 GMT

So remember back a couple of months ago how our market appeared to be “stabilizing”. At least, that’s what the general observation was.

However, on closer inspection I didn’t feel that was quite what was happening yet in Vancouver.

…and that’s how it’s played out in the last couple of months. Now that we have September behind us we are seeing continued weakness in Vancouver’s real estate market.

Sales dropped to 525. This was -11.91% from the previous month, +0.6% higher than a year ago, and -20% below the 10-year average.

Interestingly, this is right about the same number of sales that we’ve seen in each of the last 4 years (2024 = 522, 2023 = 531 and 2022 = 480)

New Listings jumped significantly to 2,090. This was up a whopping +70.6% from last month, just up +1.3% from a year ago and +18.8% above the 10-year average.

Total Active Listings rose to 4,955. This slight rise was +2% over the previous month, +0.3% above last year and a fairly significant +40% over the 10-year average.

With supply so far above the 10-year average (+40%) and demand so far below (-20%) fairly consistently we are seeing persistent downward pressure on prices. This is pretty much across the board in all market segments for all types of properties.

In the last year in Vancouver typical prices are about 5% below where they were a year ago.

This of course, is the general picture. If you look at it more granularly you’ll see that there’s the most weakness in the luxury and investor oriented segments of the market. Where we see strength is in markets that are more “affordable”, turnkey and geared toward local owner-occupiers.

The current market is offering some remarkable opportunities for buyers. The greatest advantage is being able to take your time, find the right property and conduct your due diligence.

Listings are a little more challenging. This is certainly not the market to “try” to sell…and you definitely need the right motivation…and despite overall weakness even now I’m seeing some properties sell with remarkable results (one recent listing received 7 offers).

Still, I find it remarkable how much we’ve been mirroring the market in 2024 in the last few months. That year things picked up considerably in the last 3 months of the year…a really good reminder of how quickly our market can turn. We will have to wait and see if this year follows suit…or not.

The Vancouver Neighborhoods Quietly Booming in Value [ALL-TIME HIGHS!]

Tue, 12 Aug 2025 20:35:25 GMT

The Vancouver Neighborhoods Quietly Booming in Value [ALL-TIME HIGHS!]

Everywhere you look right now, it seems like there's negative news and opinions about the Vancouver real estate market. When it gets that negative, it gets me curious...and so I did a bit of digging.

It's true that the current market is relatively weak.

In recent months, we've seen demand at 10-year lows while demand rose to 10-year highs. Typically, that's a recipe for significant price drops.

While some elements of Vancouver's real estate market are DEFINITELY weak and showing serious signs of strain, that's NOT every part of our market.

In this video, I walk you through the reality of Vancouver's real estate market. I touch on why we are seeing weakness in some parts of the market...but this video is taking a positive spin.

I'm honestly tired of all the negativity and I want to make sure you understand that the sky isn't falling everywhere.

Not only are some areas in Vancouver seeing remarkable resilience...they're even at (or very close to) all-time highs in terms of price. ...and there may be a couple areas outside of Vancouver that are doing even better...but you'll have to watch the video to find out!

If you already live in Vancouver or if you are thinking of moving to Vancouver then you don't want to miss this video. It's going to give you clear insights into exactly what's happening in the Vancouver market...where there's weakness, but more importantly where there's strength...and why.

Living in Vancouver is a dream for so many. Hopefully, this video will help you make that dream more of a reality!

July 2025 – Monthly Vancouver Real Estate Update

Wed, 06 Aug 2025 20:16:00 GMT

There’s been quite a bit of talk about the Vancouver real estate market “stabilizing” last month. In the region overall, sales picked up a bit while inventory eased up a bit. The real estate board referred to this action as “green shoots”.

I don’t quite see the same pattern specifically in the City of Vancouver…at least not quite as much.

Vancouver did NOT see a jump in sales in July. In fact, sales fell to 640. This was a monthly decline of -6.8% and -6.2% lower than a year prior. It was also -23.4% below the 10-year average.

New listings continued to slow reaching just 1,623. Quite significantly this was down -16.7% from June and -5.8% lower than a year ago. It was also just 5.8% over the 10-year average.

And then the total active listings dropped for the second month in a row to 5,026 (-6.1% month-to-month and +6.6% over last year). This was +36% over the 10-year average.

Sales have really just remained at the same level since March. We’ve drifted between a low 0f 640 to a high of 687. We usually see sales peak in March – May. This year demand has really been muted…but hasn’t collapsed.

The strongest “green shoot” in my opinion is that the supply in the market isn’t running away with us (unlike what we saw in the last weakest period back in 2008). We saw the second month of declines in listings and declines at a greater rate than we typically see at this time of year.

The result of all this is that prices have generally been softening up since the beginning of the year. We saw (almost) all housing types decline last month…as has been the case for much of this year.

I’ve heard some people refer to this as one of the “worst markets ever”. I think that’s mostly coming from people with relatively limited experience in Vancouver and/or in real estate as that’s definitely not my opinion.

It IS possible to sell homes in this market. I’ve been selling listings all through this year, and occasionally still see multiple buyer’s competing. That is to say that there IS activity and deals can be made…unlike in the early 80s or in 2008 for example.

The high amount of supply, “relatively” lower interest rates and declining prices are offering an opportunity for opportunistic buyers/investors…and add into this that sales are happening, it can also be a great market for people looking to upsize their home.

The Single Biggest Mistake You Can Make When Buying a Home in Vancouver (and how to avoid making it)

Mon, 09 Jun 2025 22:19:05 GMT

The Single Biggest Mistake You Can Make When Buying a Home in Vancouver (and how to avoid making it)

Buying a home in Vancouver is truly an exercise in compromise. Vancouver is an expensive real estate market. If you are moving to Vancouver or already living in Vancouver that's not going to be a surprise to you.

But in my experience no matter how much money you have…$500,000 or $5,000,000…you will ALWAYS wish you had more. And in order to make buying a home in Vancouver work, you'll need to find a compromise.

BUT, there's one thing you should NEVER compromise on when buying real estate in Vancouver…and that's what today's video is all about…the single biggest mistake you can make when buying a home in Vancouver.

Even more importantly than the mistake, I'm going to give you step-by-step instructions on exactly how YOU can avoid making this horrendous mistake when buying a home in Vancouver whether you are moving to Vancouver or you already live in Vancouver!

May 2025 – Monthly Vancouver Real Estate Update

Fri, 06 Jun 2025 20:47:00 GMT

Vancouver’s real estate market didn’t take a sudden turn in May. The pattern we’ve been seeing in recent months of a relatively weak market shifting toward buyer’s market territory continued through May.

Sales hit 654 in May. This was down slightly (-2.1%) from April but a fairly significant drop of -11.5% from the previous year (and -33.4% from the 10 year average).

It’s clear that demand was stifled in May. While being down just -2.1% isn’t really a big deal…it is when you take into account the typical historical pattern in our market…which is that sales are usually highest in May and June (although in recent years the peak sales have been moving earlier in the spring - March was the peak in 2021 and 2022 - but not in 2023 or 2024).

New listings followed a similar patter. They reached 2,036 which was slightly off the previous month (-0.7%) while they were +11.6% from the previous year (and +12.3% over the 10 year average).

Once again, these numbers are not following the typical spring pattern. We often see May being the peak of the spring listing season and that (so far) was not the case in 2025.

Overall, total listings rose to 5,075. This was +3.3% from the previous month and +9% over a year ago (plus a whopping +45.4% over the 10 year average).

This is the most listings we’ve had in our market in OVER A DECADE. I have to go all the way back to the summer (June) of 2012 to find another period where listings were higher than they are currently in Vancouver.

The buyers market we’ve seen in the last few months is finally having a consistent impact on prices. For the first time this year, every housing type in Vancouver saw prices decline month-over-month (albeit in relatively small amounts). Prices are also starting to see year-over-year declines as well as all property types are now at least a couple percentage points below a year ago.

The other time that we saw this market pattern (slow spring market) was back in 2020. Both in 2020 and back in 2012 the market very quickly recovered from the doldrums. In 2020 we saw a delayed/subdued spring market snap back in the fall. In 2012 the market stumbled into the fall but then recovered in the spring of 2013.

Past performance obviously doesn’t guarantee the future…but repeatedly in our market demand can only be delayed for so long. I think in the last couple months we’ve seen a lot of buyers step back due to economic uncertainty, but I’m personally (and admittedly very anecdotally) see interest (as well as confidence) rekindle in the last few weeks.

My crystal ball is forever foggy. No one can predict the future of our market (without being lucky once in a while)…but it is pretty clear that the current market is offering opportunities for buyers. There is an opportunity both in terms of the prices you’ll be paying, the options you’ll find in the market as well as your ability to negotiate with now mostly motivated sellers.

How long these market conditions will continue is anyone’s guess…

Buying a House in Vancouver | 7 Mistakes to Avoid (2025)

Wed, 14 May 2025 19:50:43 GMT

Buying a House in Vancouver | 7 Mistakes to Avoid (2025)

I've seen people make a lot of mistakes over my nearly 20 years as a Vancouver realtor. Mistakes that have cost people many thousands of dollars and a whole lot of aggravation.

If you are thinking of buying a house in Vancouver, then this is a video you can't afford to miss. I'm not filling this video with fluff, and generic advice. No, this is detailed, honest advice that is specific to the Vancouver real estate market..and exactly the kind of stuff you NEED TO KNOW when buying a house in Vancouver.

You'll want to watch this video to learn how YOU can avoid making costly mistakes when moving to Vancouver and buying a house.

April 2025 – Monthly Vancouver Real Estate Update

Tue, 06 May 2025 21:32:00 GMT

Remember all that uncertainty I spoke about last month?

Turns out it’s continued to have an impact on our real estate market. We continued to have “unusually” low sales activity through the month of April.

However…there are some glimmers of a silver-lining if I squint very hard.

Sales rose 4% from last month to 668. However, this was well below a year ago (-18.6%) and almost -21% below the 10-year average.

In recent years, we’ve seen April sales numbers dip from March…so while this number well below our historical average I do think it’s meaningful that it rose from last month rather than dropped.

New listings climbed only a modest +1% from the previous month to 2,050. This was -12% below last year but still +16% over the 10-year average.

Total active listings reached 4,915 +42% over the 10-year average (significantly, it’s our first decline vs the 10-year average in supply so far this year). This is the highest number of listings we’ve had in Vancouver since the fall of 2012 (although just 20 more than last September).

So yes, the market is weak.

At the top end of the market (think “luxury”) we have considerable weakness…but in recent weeks I’ve noticed much more interest in buying once again (along with those glimmers of hope I mentioned).

Perhaps it’s the fact that our federal election is behind us, the rhetoric to the south has softened a bit, or we are all just getting used to living with a little more uncertainty…but whatever the case there is definitely a touch more confidence in the market today than there was 2 - 6 weeks ago.

Don’t get me wrong. I don’t believe we are going to be setting any records anytime soon…but the anecdotal evidence is pointing in the direction of a little more stability in our market in the coming months.

As always, feel free to reach out if you’d like to chat about how the current market conditions might impact your plans!

The Best Family Neighbourhoods in Vancouver RANKED - 2025

Mon, 14 Apr 2025 21:30:39 GMT

Are you moving to Vancouver with your family and trying to find the right neighborhood?

The weight of the decision you are making can feel overwhelming.

…but I made this video to try and make things easier for you…and help you understand what it's like living in Vancouver.

Watch this video to learn about some of the best family friendly neighbourhoods in Vancouver (and Metro Vancouver). I'll help you understand why so many families love living in these Vancouver neighbourhoods, but also why they might not be right for you.

By the end of this video you'll know which family neighbourhood you'll want to live in Vancouver, but even MORE important which family oriented neighbourhoods you are going to want to avoid!

March 2025 – Monthly Vancouver Real Estate Update

Tue, 08 Apr 2025 22:37:00 GMT

I don’t think it’ll surprise you if I said we were living in (suddenly) uncertain times. That uncertainty (driven by the threat of tariffs as well as rhetoric around the ‘51st State’) have had a significant impact on the Vancouver real estate market.

We were seeing a strengthening of demand at the tail end of 2024…strength that disappeared in the last couple of months. As a result, we have growing inventory and demand that’s well off of the typical pace at this time of year.

Sales rose to 642 in March which was up +25.9% from April but down -9.5% from last year. Most significantly, this was down -35.3% from the 10-year average and a low we haven’t seen in a March since 2019.

New Listings are growing and we saw 2,030 enter the market last month. This was +25.2% from last month and +28.8% from a year ago as well as +17.3% over the 10 year average. Total active listings rose to 4,561 which was nearly 50% over the 10 year average.

With demand falling and supply rising, we would expect to see prices fall. However, this has not been the case. In fact, home prices in Vancouver have been surprising many observers of the market as they remain stubbornly sticky to the peak we saw in the spring of 2022.

Despite the main headlines we are also continuing to see good listings, priced well sell in competition and sometimes over their asking price. This is an indication that there IS demand but only for the right kind of property and people will step into the market when the right opportunity presents itself.

Where we go from here is just about anyone’s guess. If the uncertainty around tariffs is removed, I can see Vancouver’s market pick up VERY quickly. There is an abundance of deferred demand and that won’t hold off forever.

However, if we continue to get whipsawed with news and threats of tariffs, our current situation may continue (and could get worse if more significant global events occur)….

As always, feel free to reach out if you’d like to chat about how the current market conditions might impact your plans!

February 2025 – Monthly Vancouver Real Estate Update

Wed, 12 Mar 2025 19:16:15 GMT

February was another cautious month in the Vancouver real estate market.

While there were lots of signs that our market had stabilised and was picking up momentum at the tail end of 2024, that shifted in the New Year...and this softer, weaker market has now become the new trend.

Demand remained softer than expected with 510 sales. This was nearly +23% more than January (but down -18.3% from a year ago). The thing is, that wasn't as much of an increase into February as we normally see...and so these 510 sales are well off (-34.8%) the 10-year average.

New Listings increased to 1,621 which was down -9.8% from last month and just +10.8% higher than last year (this was +12.3% over the 10-year average). In the meantime, Total Active Listings rose to 4,089 (+6.9% from last month and +23.1% over a year ago). This is a very substantial +38.3% over the 10-year average.

So we find ourselves with stalling demand (sales) and increasing supply. As we approach spring it's normal to see New Listings flood the market but rising demand tends to mop that up. This year is oddly different as demand remains below normal levels it's not enough to pick up the excess inventory levels.

The one saving grace is that New Listings aren't running away here. It looks like seller's are realizing market conditions aren't ideal for them and thus not putting their homes on the market if they don't have to.

Prices continue to remain quite robust in Vancouver. Despite softer demand and high inventory levels over the past year many housing types have actually increased in value and continued to do so last month (East Van condos and Westside Townhouses being the exception).

My sense is that many market participants are feeling uncertain right now, and they have for the last few weeks or so. The talk of tariffs as well as the 51st state rhetoric has put a lot of uncertainty into all of our lives, and that's obviously impacting people's desire/ability to make major financial decisions.

I'm not going to pretend that I'm an economist, or a political scientist.

I'm not sure anyone really knows where things are heading here...BUT, Vancouver's economy is relatively insulated from the impact of tariffs (according the Conference Board of Canada) and these declining interest rates will eventually push people into action.

There are some excellent opportunities in the market right now for people in the right situation. Of course, if your own economic situation is tenuous then it makes sense to be cautious...but if you have the money, the security and the desire to make a move this can be a fruitful time to act.

As always, reach out if you'd like to chat. I'm always willing to give my thoughts on how the current market might impact your specific situation.

If I Was Moving to Vancouver in 2025, I'd Do This...

Thu, 06 Mar 2025 22:58:00 GMT

Moving to Vancouver can be life changing. But, you want it to be life changing for all the RIGHT reasons, not the wrong ones.

It's really easy for your move to Vancouver to go sideways.

Moving to Vancouver the wrong way can cost you a boatload of frustration, a shocking amount of time as well as a ridiculous amount of money....if you aren't prepared. But, that's why I made this video!

I want to make sure that you know EXACTLY what steps to take to make a successful move to Vancouver and start your new life in Vancouver ASAP.

So...here's how I'd move to Vancouver if I were making the move in 2025!

These Vancouver Neighbourhoods MADE Money in 2024 [Living in Vancouver]

Mon, 10 Feb 2025 22:50:15 GMT

These Vancouver Neighbourhoods MADE Money in 2024 [Living in Vancouver]

It's no secret that 2024 was not a great year for Vancouver real estate. There were some ups, and some downs but in the end it was a mostly flat year for the region.

In this video, I look under the hood at what REALLY happened...and uncover some very clear WINNERS but also some very obvious losers in the Vancouver real estate market. A few of these are really going to surprise you. Quite honestly, they surprised ME. ...but the data doesn't lie.

Most importantly, once I broke down the data carefully I saw some very clear trends develop. These are trends that are going to shape the Vancouver real estate market in 2025 and beyond.

So if you are moving to Vancouver or even if you already live in Vancouver, this is a video you won't want to miss.

After watching this video you'll better understand what's happening with Vancouver real estate today and into the future...and where the best Vancouver neighbourhoods are and which areas of Vancouver you'll want to move to (or invest in).

If you can't get enough Vancouver content, be sure to check out a few of my most recent videos. In particular, if you want more on my thoughts about what happened in 2024 and where Vancouver is heading in 2025 check this video out here:

• Vancouver Real Estate Predictions + O... .

..and if you are thinking of moving to Vancouver but want to make sure it's the right place for you then you'll want to watch this video:

• DON'T Move to VANCOUVER… UNLESS You C...

...and don't miss this light-hearted insider's view of Vancouver that will help you understand Vancouver like never before:

• Vancouver Hoods EXPOSED! BEWARE Befor...

January 2025 – Monthly Vancouver Real Estate Update

Mon, 10 Feb 2025 22:43:47 GMT

While 2024 ended with a lot positive momentum, that has changed a bit at the beginning of 2025 (watch those inventory levels as I mentioned last month!).

Sales remained at relatively strong levels in January 2025. They hit 415 which was about even (+0.73%) year over year and down -18.2% from the previous month. However, this was still a fairly sturdy -13% below the 10-year average.

I'm fairly comfortable with the demand side of our market condition. Especially in comparison to that 10-year average as it's trending in the right direction (heading toward the 10 year average).

It's on the New Listings and Total Active Listings (supply) where we are seeing more activity than is typical at this time of year. New Listings reached 1,798 (+34.3% year to year and a whopping +256% rise from the previous month) which was +34.4% over the 10 year average.

And with that, Total Active Listings were also +33.3% over the 10 year average at 3,710. That's the highest number we've seen on the market in this month since January 2009 (incidentally, arguably the beginning of when that market started to shift more from a buyer's market to a seller's market).

We had seen elevated inventory levels heading into the end of 2024. And it appears we are not yet rid of that inventory...much of the new listings today are failed listings from the tail-end of 2024 that did not sell.

As I've discussed previously, the increased supply did not relate into any kind of significant drop in home prices. Over the last 4 years we've been floating very closely with the peak pricing seen back in the Spring of 2021 as our market continues to be remarkably robust price-wise.

That being said, prices have once again been drifting lower for most housing in types in most regions of Metro Vancouver. I'm still of the mind that this excess supply will be swallowed up as interest rates continue to fall...but obviously, there are also some new macro-economic issues at play that may impact our market.

Personally, I think Vancouver's real estate market will continue to be robust no matter the headwinds. Recent history has shown our market to be remarkably resilient.

Vancouver Real Estate Predictions + Opportunities in 2025 [Living in Vancouver]

Sat, 11 Jan 2025 00:26:00 GMT

2024 truly was a wild ride in the Vancouver real estate market. So many people predicted complete catastrophe for the Vancouver housing market in 2024...but it never happened.

Is 2025 going to be the year that the Vancouver housing market implodes?

What is the Vancouver housing market like right now?

How did we get here?

Why hasn't the Vancouver real estate market imploded?

Is now the right time to invest in Vancouver real estate?

Are there particular areas that are likely to see more (or less) growth in 2025 and beyond?

These are questions that anyone considering buying or selling real estate in Vancouver should be asking themselves as we enter 2025...and beyond.

If you are thinking of moving to Vancouver in 2025 this is a MUST WATCH video...and be sure to stay tuned to the end where I discuss some of my personal prediction for what's going to happen in the Vancouver real estate market and where I see some opportunities in Vancouver housing in 2025.

December 2024 – Monthly Vancouver Real Estate Update

Tue, 07 Jan 2025 21:30:00 GMT

Momentum. I think that's the key word to describe the Vancouver real estate market as 2024 wraps up.

For the last couple of years we've seen a lot of sideways movement. A few months in one direction and then a few in another...but ultimately, we've stayed pretty flat since hitting all-time highs in the Spring of 2022.

Most of 2024 was marked by a decided lack of enthusiasm and confidence in the market. While demand didn't fall off a cliff it bounced along the lower end of historical norms (typically about 20-30% below the 10-year averages).

What was different in 2024 was that we finally saw supply increase significantly. Back in 2023 (a year also marked by low demand but also low inventory) prognosticators predicted that IF supply increased significantly then prices would start to fall in Vancouver...that being the obvious basic economic principle of supply and demand.

However, that just didn't happen in 2024. Prices remained remarkably resilient (something that I get more into in my video which is linked below or you can click here to watch).

...and then toward the end of the year we started to see demand normalize to more typically historic 10-year averages as interest rates began to fall (supply was trending down but still at higher levels).

And this is the momentum that continued through December.

The 507 sales in December 2024 were nearly 33% higher than a year ago (albeit -22% from the previous month which is a normal historic pattern at the end of the year). This was also about -14% under the 10-year average but still a huge improvement over the -20% - -25% we spent much of the year fluctuating between.

New Listings dropped precipitously from the previous month (-58%) which was +27% higher than a year ago and also about 7% over the 10-year average. The 3172 Active Listings were -29% lower than the previous month (a normal historic pattern) but up +6% over a year ago and a whopping +43% over the 10-year average.

It's this last number that gives me pause. In a year of high inventory levels that's the most elevated we've seen inventory in the entire year (not in total numbers but in comparison to the 10-year average).

I believe that we will start seeing demand pick up in the coming months (with falling interest rates) and that the higher inventory levels will moderate as that happens. I'm seeing the next few months as being a perfect opportunity for buyers to enter into the market without signficant competition and with more selection...a situation that's not that typical of our market in the last 20-30 years.

9 Things You Must Know BEFORE Moving to Vancouver

Mon, 09 Dec 2024 19:53:50 GMT

If you are planning on moving to Vancouver these are 9 things that you must know.

Don't plan your move to Vancouver before watching this video! After living in Vancouver for nearly 50 years I've seen people make a lot of mistakes. I've made a few of them myself.

If you want to avoid making a bad decision, watch this video so you get a full understanding of what it's REALLY like to live in Vancouver.

November 2024 – Monthly Vancouver Real Estate Update

Fri, 06 Dec 2024 21:24:00 GMT

After demand jumped in October, November didn't continue that trend.

Sales fell month-to-month (-13.2%) but rose (+33%) compared to a year ago. More significantly, the number of sales last month was -9% below the 10-year average....continuing our trend this year of below-average demand, but starting to see that demand consilidate now towards the end of the year.

New listings fell for a second month in a row (-31% month-to-month and +10% year-to-year). This was +7% above the 10-year average. Total active listings meanwhile dropped from last month (-9.8%) but despite that drop, supply is still well above the 10-year average (+24.9%).

Prices continue to fluctuate. All housing types in Vancouver find themselves either flat or more expensive than a year ago...except for Westside houses (-2.3%). Over the last couple of years prices have bounced around a bit but are still hanging right around all-time highs...despite weakness in demand (and higher than usual supply).

I don't like to predict the future of Vancouver's market. It's far too complex and too many factors are unpredictable. However, my foggy crystal ball is indicating to me that we will likely have a busy spring market...or at least busier than what we had this past year. If interest rates continue to drop as we are led to believe then the shoots of life in our market that we've seen in the last couple of months may very well be foretelling what's to come.

I believe the next couple of of months will be quiet...as they typically are (due to the weather and the holidays) but they may turn out to be the perfect opportunity as eager buyers start to come back to the market to take advantage of lower interest rates early next year.

These Vancouver Neighborhoods Are BOOMING In Value [Here's Why]

Fri, 15 Nov 2024 06:23:00 GMT

These Vancouver areas are BOOMING in Value [Here’s Why] – In this video I’m taking a deep look into the Vancouver real estate market and exploring the markets that are experiencing the most growth in property values (in the last 12 months).

Come along with me as I explore these booming neighborhoods and explain why this is happening. But I’m not going to stop at just talking about these areas, I also spent countless hours walking these incredible neighborhoods so that you can get an idea of what it’s like to live there.

If you are moving to Vancouver, already living in Vancouver and are a potential Vancouver homebuyer or investor then you’re in the right place. This video will help you understand some of the hottest Vancouver neighborhoods and suburbs and why you might want to move to and live in them.

I spent hours digging through real estate stats to bring you this information. If you’re just paying attention to the headlines, you’d think every part of our market was down. However, while the last year has been relatively flat in the Vancouver real estate market, these neighborhoods have been seeing some incredible price appreciation.

So whether you are moving to Vancouver or if you are already living in Vancouver then this is a video you can’t miss!

October 2024 – Monthly Vancouver Real Estate Update

Tue, 05 Nov 2024 07:11:00 GMT

The big headline this past month is that the market appears to be back.

Sales popped rising +44% over the previous month to 752 in October (and +30% from a year ago). This was rather unexpected...as our market has seen demand stagnate for what seems like forever. While we've had a couple of months here and there were Sales surged a bit, it was never this dramatic. And, if anything, demand had really slid in the last few months of the summer and into the fall (just as the first two interest rate cuts hit).

At this point, Sales are just -3% below the 10-yr average...and I think that's an important point. It means that current demand levels (or at least in October) were right about average. That surge just brought us back to where we SHOULD be. It just looks hot in comparison to how slow demand has been in the last year or so.

But what about the rest of the market?

Well, New Listings dropped to 1,727. Down (-16%) from September but about +11% from a year ago and still above (+18%) the ten year average. Meanwhile, Total Active Listings fell off the recent record reached in September. Falling -5% to 4,552 (but up +3% from a year ago). I had to go all the way back to the summer of 2012 to find a month with as high a listing count as we had in September...and we are still well above the 10-year average (+26%).

And while supply numbers are high, I think it's important to point out buyers are still having a hard time finding the homes they want. A couple of reasons for this, I think;

1) There's a lot of supply in our market that is slated for "land assemblies". This type of property takes a long time to sell...and certainly isn't selling in the current market so it swells listing numbers (to an extent).
2) Many seller's are listing properties at aspirational prices. They'd like to move on, but only if they get the price that they are willing to accept. These are often numbers above what the market is currently willing to bear...keeping these listings on the market longer and swelling listing numbers.

The market has become increasingly complex. Different property types in different areas are being impacted in a variety of ways. What I've found is that outlying areas of our market aren't faring as well as the inner parts of the city. Higher-end homes are also lagging a bit right now (westside houses for example were down nearly 3% in value in the last month alone).

There seems to be more activity at "affordable" price points as both first-time buyers and investors are starting to become more active again. These are segments of our market that have been very quiet for a long time...and often indicate a turn in the market is occurring.

There's definitely a shift in market sentiment in the last few weeks. I'm getting a lot more active buyers who are starting to feel that there's an opportunity in our market as interest rates decline...and I don't disagree with them.

Mistakes to Avoid When Buying a Vancouver Townhouse!

Thu, 05 Sep 2024 19:25:23 GMT

Mistakes to Avoid When Buying a Vancouver Townhouse!

Townhouses in Vancouver are highly sought after. If you live in Vancouver and you are thinking of buying a home, you are probably considering buying a Vancouver townhouse.

Townhouses are the ideal middle ground between living in a condo and buying a house. For many, they are a relatively affordable option that offers so many of the benefits of living in a house (like your own front door, outdoor space and a garage) but without the much heftier price range.

However, so many people buy townhouses in Vancouver without fully understanding what they are doing.

Over my career, I’ve seen it all…and I’ve seen people make some very costly mistakes. That’s why I made this video.

I want to help YOU avoid making these HUGE mistakes when you buy a Vancouver townhouse.

August 2024 – Monthly Vancouver Real Estate Update

Wed, 04 Sep 2024 22:07:00 GMT

Long story short, August was another slow month in Vancouver's real estate market. All activity slowed further as we progressed through the summer of 2024 (as I predicted).

Sales fell to 531 which was down significantly (-22%) from the 682 sales that happened in Vancouver in July....and coincidentally that's about the same difference (-22%) with sales a year ago. After trending more positively in the spring we are hoverinig now close to 30% below (-28.5%) the ten year average.

It appears that sellers have mostly received the markets message in the last couple months. In August we saw new listings taper off considerably to just 1,211 new listings for the month. This was down -30% from July, -16% from a year ago, and -4% from the 10 year average.

With fewer listings coming to market our overall listing inventory took the sharpest drop we've seen all year to 4,215. This was a decline of -8.4% from the previous month but +22% over the previous year (and +19.4% higher than the 10 year average).

While we saw all property types in Vancouver decline in value for the first time in a LONG time in July, the results were more mixed in August. Some market segments like Condos and Townhouses still saw a price increase in August (+0.8% and +0.4%) respectively, it was detached houses that continued to slide (-0.7%).

However, it should be noted that it's Westside houses that led this decline (-1.5%) while East Vancouver houses actually rose ever so slightly (+0.1%).

The market continued to be soft in August as was to be expected. The question is where do things head from here. I suspect that we shall continue to see a more balanced market overall, with some slight amount of strengthening in the coming months.

Sellers appear to be cautious, but not desperate. Supply continues to be constrained and buyers are biding their time waiting for the right opportunities. Unless interest rates drop significantly, I expect this will be the state of things for the next few months.

Buying a Vancouver Condo | 5 MORE Mistakes to Avoid – PART 2

Mon, 12 Aug 2024 20:32:22 GMT

Buying a Vancouver condo is incredibly complicated.

Many buyers don’t realize that it’s much more complicated and fraught with pitfalls to buy a condo in Vancouver than a (potentially) much more expensive house in Vancouver.

This is the SECOND VIDEO in a series of videos I’ve made about the mistakes you’ll want to avoid when buying a Vancouver condo.

In my nearly 20 year career as a Vancouver realtor I’ve seen it all…and I’ve spent my career helping my clients avoid these (and other) mistakes so that they can make the best possible decisions when buying Vancouver condos.

If you are moving to Vancouver, or already living in Vancouver, then this is a video you won’t want to miss. After all, the likelihood is that if you are buying a home in Vancouver it won’t be a house!

Avoiding these mistakes when buying a Vancouver condo will save you time, energy and most importanly...MONEY!

July 2024 – Monthly Vancouver Real Estate Update

Mon, 05 Aug 2024 20:00:00 GMT

Newly listed properties rose nearly +13% in July 2024 from a year ago. This was -5.6% from the previous month but well over the 10-year average of 1,520 (+13.9%) which continued to support healthy levels of inventory in the Vancouver real estate market.

Total inventory was up +25.1% over the past year to 4,490. While this was also well above the 10-year average of 3,629 (+23,7%) it was actually a decline of -2.4% from the previous month' peak.

Meanwhile, on the demand side we saw sales slip in July to 682. This was a -5.7% decline from a year ago, a -7.7% drop from the previous month and -20.9% below the 10-year average.

Despite the second straight interest rate cut by the Bank of Canada, demand continues to be soft. This isn't entirely surprising given the time of year...but the elevated inventory levels and weaker demand is finally having an impact on prices.

For the first time, we saw prices drop across the board for all housing types. The most significant decline was for Townhouses on Vancouver's Westside that fell -3.2% in a single month to $1,444,700...while the least significant drop was for Westside condos that fell just -1% to $849,400.

The weakest segment of the market overall appears to be Houses on Vancouver's Westside. There's an absorption rate of just 9.7% (a full 5 basis points lower than any other category in Vancouver) in the past month and Sales dropped -15.2% over the last month.

Meanhwhile, the one category that is still in a balanced market is East Vancouver condos. Despite weakness, the 115 Sales and 530 Active Listings meant that the absorption rate reached 21.7%.

The story of our market continues to be weakness at the top end. Luxury product is proving challenging to move and seeing little demand. While the decline in interest rates hasn't made any significant, obvious changes to the overall market it is starting to impact movement at the lower end of the market...a segment dominated by first-time buyers and investors.

I suspect that we'll see August numbers to be still weaker than July. However, once the seasonally weak summer months are behind us (and possibly another interest rate cute in September) I wouldn't be suprised if we start to see our market firm up considerably...with new inventory picked up quickly.

Buying a Vancouver Condo | 7 Mistakes To Avoid (2024)

Thu, 11 Jul 2024 21:30:47 GMT

Condos in Vancouver are a hot topic.

If you are considering buying real estate in Vancouver…whether it’s your first home, you are moving to Vancouver for the first time or buying as an investment…it’s more than likely going to be a condo.

(if not, be sure to check out my other videos about buying other types of property in Vancouver - https://www.youtube.com/playlist?list=PL9gRIaRTT0DStk3oqE_-C10zIlnSG4B1V)

And while the price point for condos might be lower than for detached houses, you are still looking at spending some very serious money…and you don’t want to make a mistake!

Over my career, I’ve seen and heard about countless mistakes when it comes to owning Vancouver condos. And so I made this video to help you avoid these mistakes, too!

I've packed this video full of critical information that's going to save you from making disastrous mistakes when buying a Vancouver condo and that will SAVE YOU MONEY!

June 2024 – Monthly Vancouver Real Estate Update

Fri, 05 Jul 2024 22:40:00 GMT

This past month sales slipped and inventory levels continued to rise. It’s not unusual, that we see sales dip from May to June as the seasonally slower summer market takes hold. However, the dip this year was greater than normal…and overall inventory levels remain elevated (with prices remaining sticky to the upside).

Sales dropped to 739 (-11% month-to-month and -13.3% year-to-year). As mentioned above, this is a sharper decline in sales than is typical at this time of year ~8% has been the average decline over the last ten years)…and this is -18.2% below the 10-year average.

Meanwhile, New Listings also fell to 1,824 (-10.5% m-to-m and +6.7% y-to-y) up +7.2% over the 10-year average. This resulted in Total Active Listings essentially remaining flat at 4433 (-0.6% m-to-m and +29.9% y-to-y) which was +23.9% over the 10-year average.

The Greater Vancouver Realtors pointed out that inventory levels throughout our region haven’t been this high since 2019. What they didn’t mention, is that it’s actually more extreme for Vancouver. It was way back in April 2023 since we last saw inventory over 4,500.

I mentioned in my last newsletter that I expected demand to slow down through the summer months while listing inventory increased…and that’s what we’ve seen…and I expect we shall continue to see through the summer.

I believe that the market is currently adjusting to a variety of outside influences (Airbnb regulations, CRA rule changes, a higher interest rate environment, a weaker Chinese property market, and most recently changes to rules around ending tenancies)…combined with what is typically a seasonally slower market.

I am NOT seeing a flood of listings and desperate sellers hitting the market. I am still seeing buyers frustrated that high-quality listings that match their criteria are not available. Quality, well-priced and professionally marketed properties are still seeing healthy demand and selling quickly…and prices (generally) are still trending higher.

What does this all mean? Well, it’s complicated. The market is currently offering opportunities for both buyers and sellers. Whether now is the right time to act really depends on your exact scenario and goals…and as always, I’m here to help you navigate through the complexities.

If you’d like to chat about what this means for you, reach out anytime!

SHOCKING Tour of a Multi-Million Dollar Vancouver Mansion [Living in Vancouver]

Tue, 14 May 2024 20:22:35 GMT

Tour of a Multi-Million Dollar Vancouver Mansion [Living in Vancouver]

Check out one of my latest listing in Vancouver!

This classic Vancouver character house is nearly 100 years old…and it shows. Very little has been updated since it was originally constructed. Yet, how much this house is worth may shock you.

In this video I tour you through all 3,500 sf of this house…and I’m going to let you guess how much it’s worth.

We’ll discuss why it’s so special and what lessons we can pull from this house about Vancouver’s real estate market.

If you already live in Vancouver or if you are thinking about moving to Vancouver then this video will be invaluable to you!

April 2024 – Monthly Vancouver Real Estate Update

Fri, 10 May 2024 19:11:00 GMT

The big headline from the GVR is that overall listing inventory reached heights not seen since the summer of 2020...when our market was deep in the doldrums of COVID isolation.

However, this is actually not the case in Vancouver. While our inventory levels have risen sharply since the beginning of the year (from a low of 3,083 to a high of 4,014) this is a fairly typical pattern for the spring.

We've actually seen this level of inventory multiple times over the last four years...in the fall of last year, through the summer of 2021 and very nearly (not quite) in June 2022.

Sales jumped to 821 (+15.8% month-to-month and +11.7% year-over-year). This is down just -9.1% from the 10-year average...the closest we've been to the 10-year average in Sales since June of last year (when we last had a stronger market).

New Listings are up to 2,334 a significant +33.9% over the 10-year average (see below for why I think we are seeing this sudden bump in inventory levels) and Total Active Listings are 4,014 (a +21.4% rise over the 10-year average).

Why are we seeing inventory rise right now? I believe that there are three reasons:

1. Typical Spring activity. As mentioned earlier, we usually see inventory levels rise every month from the beginning of the year. While peak sales occur in the Spring months, inventory usually continues to build until the early summer (July) and slowly declines into the end of the year.

2. The impact of Airbnb restrictions that were implemented at the beginning of May. Many investors that owned properties exclusively for Airbnb purposes now find themselves on the wrong side of the law (and more significantly, enforcement) and they are looking to correct that...if they are choosing not to convert to long-term rentals (this time of year is also a harder time to find tenants as the school year comes to an end) then they are putting those properties on the market.

3. New capital gains rules - Those with significant capital gains are motivated to sell their property prior to the end of June. This is also contributing to a bump in listings.

All that being said, I'm finding that buyers are still struggling to find properties to buy. Yes, there is more over all inventory but good quality, well-priced homes in desirable areas are very much at a premium...and buyers continue to be frustrated that they can't find what they want on the market.

So long as interest rates don't rise, I believe that these heightened inventory levels are temporary. Based on seasonal patterns they'll likely continue to rise into the tail end of the summer...but my sense is that there is immense demand that will swallow this inventory up and only more quickly as interest rates ease through the end of the year.

The Dangers of Buying New Construction in Vancouver

Tue, 16 Apr 2024 19:13:57 GMT

Purchasing a new construction home in Vancouver has been a popular option for decades. But the process of purchasing new construction is fraught with risk for potential buyers.

Most buyers are completely unaware of the dangers of buying new construction in Vancouver. That’s true of people moving to Vancouver as well as those already living in Vancouver.

In this video I detail the 10 dangers of buying a new construction home in Vancouver…whether it’s a presale condo, a new townhouse or a new construction house…this video is going to be invaluable to you if you are considering buying a new home in Vancouver.

March 2024 – Monthly Vancouver Real Estate Update

Tue, 09 Apr 2024 05:39:00 GMT

The quick start to the year stalled a bit in March.

Sales rose to 709 which was up +13.6% from February but down -4.3% from a year ago. This was also a very significant -30% below the 10-year average.

While sales continue to increase month over month as we enter the busier spring market, they are trending down vs the 10-year average.

New Listings reached 1,576 which was +7.5% higher than February and +13.7% higher than a year ago. It was also down -6.9% from the 10-year average. Meanwhile, total active listings rose to 3,432 which was +15.5% over the 10-year average.

The result is that despite sales being behind where we normally are, supply of homes is dropping. That drop in supply is putting upward pressure on prices.

In fact, most market segments have shifted into a seller's market. The only segment still showing a degree of weakness are westside houses...but even there prices are rising.

Every category of home in Vancouver jumped up in price from February (most significantly East Vancouver townhouses that rose +3.7%) except Westside townhouses that fell -2.8%.

In the coming months we are likely to see more options come to the market.

Buyers appear to be hungry for quality and well-priced listings...and so options will be out there, but competition is likely to be increasingly fierce for the most attractive properties...and prices are likely to continue to rise.

Buying a Duplex in Vancouver [LIVING IN VANCOUVER]

Mon, 08 Apr 2024 18:40:19 GMT

Half-duplexes have become one of the most popular options for families living in Vancouver. As prices continue to rise, owning a single family detached home in Vancouver is no longer feasible for many. A house in Vancouver has become only viable for those with extremely deep pockets.

So if you are moving to Vancouver what are your options?

Not everyone is suited for condo living. Many people tire of all the rules, the lack of privacy, minimal outdoor space and the monthly maintenance fees. And if you have kids, you may want more than just two bedrooms. So what do you do?

Townhouses are also an option. However, they aren’t quite right for many living in Vancouver either. Maintenance fees, lack of individual garages and limited outdoor space can all issues for potential buyers. Is there any other alternative, though?

The answer is, YES. The classic Vancouver half-duplex can be a perfect fit for buyers looking for something more than a condo but not quite a house. For many buyers in Vancouver the duplex is ideal. And thankfully, we are seeing more and more of these being built in Vancouver and its closest suburbs such as Burnaby and Coquitlam.

In this video I delve deep into the world of Vancouver half-duplexes. We get into the pros and cons of living in a Vancouver duplex, discuss the different types of duplexes, talk about the numbers and the locations where you’ll likely find half-duplexes in Vancouver and I also offer some critical tips that I’ve learned over the years helping people buy and sell duplexes.

So whether you are moving to Vancouver or already living here, this video will help you understand one of Vancouver's most popular housing types!

What NO ONE Tells You About Living In Vancouver

Mon, 12 Feb 2024 22:37:43 GMT

Welcome to my guide on what NO ONE tells you about living in Vancouver.

Do you want the inside scoop on what it’s like to live in Vancouver? If you are thinking of moving to Vancouver you won’t want to miss this video!

In this video, I uncover the untold secrets and hidden gems that I’ve learned in 5 decades of living in Vancouver.

These are the secrets that only a born and raised Vancouverite knows. From it’s beaches, amazing food scene, healthy lifestyle and work-life balance Vancouver offers those living in Vancouver so much more than just it’s pretty façade.

By the end of this video you’ll have inside knowledge of what it’s like to live in Vancouver...and it'll help you decide if you should move to Vancouver too.

January 2024 – Monthly Vancouver Real Estate Update

Wed, 07 Feb 2024 22:18:00 GMT

So things turned a little positive in 2024.

As I've been talking about in recent months, the winter is usually the slowest period in Vancouver's real estate market. We typically see the lowest amount of activity mid-November through to the end of January.

However, THIS past January bucked that trend a little. What's normally our slowest month of the year actually saw a jump in activity not just in comparison to December 2023 (month to month) but also a very significant increase over January 2023 (year over year).

Sales rose to 412 (from 382). That's a +7.9% increase from last month and a whopping +31.6% increase over a year ago. Notably, it's still -16.4% below the 10-year average for the month of January.

New listings rose a whopping 236% over the month to 1,339. This was up +26.2% from a year ago. To put it into context this was up just +2.9% over the 10-year average.

And despite a big jump in new listings, active listings remained fairly stable. This number rose by just +0.8% to 2,897 from 2875. This was also +4% from a year ago and up +8.1% over the 10 year average.

For the most part, prices continued to slide through various property types in Vancouver last month. The exceptions being Westside townhouses (+1.53%) and condos (+1.69%). The biggest drop was seen in Westside houses with a fall of -4.74% last month.

Anecdotally, I'm seeing the impact of pricing vary around the city and through property types. Some are still at a discount, but others are already back at peak pricing (April/May 2022). Deals are out there, but valuations in our market haven't been weakened substantially by interest rates.

I would keep in mind that January 2023 was a very bad month. Looking back, it proved to be the low point in our market. And so, year over year comparisons are easy to make and are bound to make today's numbers look good.

I do think our market is moving into the direction of an upswing, though. Despite the easy comparisons, there has definitely been a shift in market sentiment...to one that's much more upbeat and confident.

Buyer's (including both first-time buyers as well as investors) are once again active in our market...driving demand that we haven't seen since the spring of 2023.

At this point, I think we will continue to see increasing demand, low inventory and most likely increasing prices. That is, unless the bank of Canada decides to increase interest rates.

Vancouver’s Coolest Neighborhood – [Full VLOG Tour of Mount Pleasant]

Wed, 17 Jan 2024 23:39:57 GMT

One of Vancouver’s most interesting neighbourhoods is Mount Pleasant.

If you are moving to Vancouver, or already living in Vancouver then Mount Pleasant is a neighborhood that you need to have on your radar. In this video I take you along for the ride as I explore this eclectic part of Vancouver…and share with you what it’s like to live in Mount pleasant.

I’ll discuss everything you need to know about living here such as the history of the area, demographics, housing options, amenities, the pros and cons of living in Mount Pleasant and a quick map tour of Mount Pleasant, too.

By the end of this video you should know a lot more about Mount Pleasant and if it’s the right place for you to move to and live in. If you’d like to see more information about the area, be sure to check out this video that I put together about neighboring Riley Park/Little Mountain:

• Vancouver’s HOTTEST Neighborhood - [R... Or, if you are more about the Vancouver suburbs, check out this video about the top 5 most popular suburbs of Vancouver:

• Top 5 Best Vancouver Suburbs to Live ... I hope you enjoy this exploration of Mount Pleasant and life in Vancouver.

December 2023 – Monthly Vancouver Real Estate Update

Mon, 08 Jan 2024 22:04:00 GMT

As I predicted last month, December 2023 was another "weak" month in Vancouver's real estate market. All market activity continued the decline that started in November.

But as mentioned last month, this is normal market activity at this time of year. There's (almost) always a sharp decline of activity through the end of the year as most of us focus on family, vacations and holidays.

This year was no exception, but activity levels did fall sharper than we would usually see...with levels falling well below the 10-year average.

Sales fell to 382. This was down -22.2% from last month (but up +3.5% from last year) and off a whopping -31.9% from the 10-year average.

New Listings dropped to 398, down -63.3% from last month (but up +1.5% from a year ago). This was down -16.5% from the 10-year average.

This combined for a total of 2,735 Active Listings in Vancouver at the end of December. Up +24.7% over the 10-year average but down -24.5% from last month and up +1.82% from last year.

The result of softer demand over the last couple of months has had prices decrease. This past month saw all property types across Vancouver decline for the first time this year, from Westside Houses seeing a 0.1% decline to East Vancouver Townhouses with a -3.4% decline in a single month.

All in all, we've seen a "weak" market in Vancouver over the last six months. With interest rates 3x what they were before rates were hiked our market has shown remarkable resilience.

While prices have declined in recent months, we are still up across the board for the year. Westside Houses are up +12.8% and East Vancouver Houses up +10.7% annually....all in an environment of escalating interest rates.

It's very clear that there is still tremendous demand for homes in Vancouver. That demand has been deferred over the last 18 months or so. Should interest rates decline (bank rates have been coming down in recent weeks already) the sense is that it could ignite our market once again.

November 2023 – Monthly Vancouver Real Estate Update

Thu, 07 Dec 2023 22:30:00 GMT

After a month of consolidation, Vancouver's real estate market softened once again in November. It turns out that October was a short lived reprieve from the pattern we've seen over the last six months.

This isn't a shock. As I mentioned in last months market review, we typically see things pullback from November through to February. So it comes as no surprise that this past month was light on market activity.

Sales (491) were down -15.3% from a month ago, but up +3.2% compared to a year before. That's a significant -32.8% below the 10-year average.

New listings reached 1,083 off -30.7% compared to last month and +0.7% from last year. It was also almost right on the 10-year average up +0.25% while Total Active Listings jumped to 3,620 which was +10.3% over the 10-year average.

As demand has eased off over the last few months we've seen prices slide. This month, every housing type across the city saw price declines except one. The most significant declines were for Westside Townhouses and Eastside condos, both down -1.4% month to month.

The only exception to these declines were Westside houses that saw a +0.9% increase over last month.

It's worth noting that despite these declines over the last few months, we are still very close to peak pricing for most housing types in Vancouver. All of these are well above prices a year ago (as much as +10.9% for Westside houses).

As mentioned last week, we'll continue to see activity levels (and most likely prices) slide a bit in the coming months. I continue to believe that this could be a phenomenal opportunity to secure a new home, upsize to your next home or add an investment property to your portfolio.

The pros and cons of living in Dowtown Vancouver - Moving to Vancouver

Sat, 02 Dec 2023 21:58:00 GMT

Living in downtown Vancouver, BC is a topic thoroughly explored in this insightful YouTube video titled "The Pros and Cons of Living in Downtown Vancouver - 2023." The discussion revolves around the advantages and drawbacks of residing in the heart of Canada's most densely populated city.

Pros:

1. Central Location and Commute:

Downtown Vancouver's central location is a major advantage, allowing for easy commutes to various parts of the city.
The city has organically grown around this central point, providing convenient access in all directions through well-connected arterials.

2. Urban Amenities:

Downtown Vancouver boasts a plethora of urban amenities, including bars, restaurants, nightlife, music venues, and renowned shopping destinations like Pacific Center and Robson Street.
Proximity to work is a significant benefit for many residents.

3. Nature and Walkability:

Nature is a big pro, with Stanley Park and David Lamb Park bordering downtown Vancouver.
The city is known for its high walk score, making it easy for residents to navigate on foot.

4. Stunning Views:

Exquisite views of the mountains, ocean, and beaches contribute to the appeal of living in downtown Vancouver.

5. Parking Efficiency:

Despite the challenges of limited parking spaces and high rates, the city is known for its walkability, with many residents foregoing cars.

Cons:

1. High Housing Prices:

One of the significant cons is the high cost of living, with real estate prices ranging from $1,100 to $2,000 per square foot.

2. Noise Pollution:

Noise pollution is a concern due to the densely populated nature of downtown Vancouver.

3. Limited School Options and Daycare Facilities:

Families may find it challenging to locate suitable school options and daycare facilities in the downtown area.

4. Crime and Traffic:

Concerns about crime and traffic congestion add to the challenges of city living.

5. Parking Challenges:

Parking in the city can be challenging due to limited spaces and expensive rates.

Conclusion:

In conclusion, despite the challenges outlined, there are several compelling reasons to consider living in downtown Vancouver. The urban amenities, proximity to nature, walkability, and breathtaking views contribute to the city's appeal. However, potential residents must carefully weigh these pros against the cons, such as high housing prices, noise pollution, and parking challenges, to make an informed decision about calling downtown Vancouver home.

Vancouver vs Victoria - WHICH CITY IS BETTER?

Wed, 15 Nov 2023 00:37:00 GMT

Vancouver vs Victoria - WHICH CITY IS BETTER?

Are you thinking of moving to or relocating to Vancouver, BC...but you've also heard great things about living in Victoria, BC? Vancouver or Victoria?

I know that it can be a really tough choice. And that's why I created this video...to give you a really thorough and comprehensive overview of the differences between two beautiful cities with so much to offer.

In this video I cover all aspects of living in Vancouver and Victoria, including geography, climate, demographics, culture, cost of living, transportation, housing, and the economy. I also cover my personal pros and cons of living in Vancouver as well as living in Victoria.

There are some HUGE differences in living in Vancouver, BC or Victoria, BC and before you move here or to the wrong city learn which part of southwestern BC is the perfect fit for you to move to and live.

If you have any questions or topics that you'd like to have me cover, be sure to leave a comment. I'm always available and I really do love hearing from you!